3909 PROMONTORY POINT DR TX 78744
| Owner | ANGRY SISTERS LP |
|---|---|
| Parcel ID | 0316060403 |
| Short ID | 292503 |
| Type | Real |
| Use Code | 61 Warehouse (<20,000 SF) |
| Valuation | Cost |
| Improvement SF | 17,979 SF |
| Land SF | 160,000 SF |
| Acres | 3.673 |
| Year Built | 2019 |
| Legal | LOT 6-7 BLK C MISSOURI-PACIFIC INDUSTRIAL PARK SEC 2 |
| Neighborhood | 61SEA |
| Land | $800,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $800,000 |
| Improvement | $2,685,171 |
|---|---|
| Total Improvement | $2,685,171 |
| Market | $3,485,171 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $3,485,171 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $3,485,171 |
| Taxable Value | $3,485,171 |
|---|
Appreciation: Market value has risen +145.5% from $1,419,893 (2021) to $3,485,171 (2025), a CAGR of 25.2% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2021→2022), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Land/Vacant parcel countywide rose +487.2%, so this parcel has lagged the broader land/vacant market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $71,324. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Land / Vacant. This is valued using the cost approach, tied more to replacement cost and physical condition than to income performance.
Value Composition: Land carries 23% of market value ($800,000 land vs $2,685,171 improvements), about $5/SF of land. Most value sits in the improvements, so building condition, age (~7 yrs), and rent roll drive the underwriting.
Submarket Position: At $3,485,171, this parcel sits in the top quartile (≥75th percentile) of Land/Vacant property in Travis County — county median $85,028 (P25 $24,862 / P75 $363,420, n=35,611). Land/Vacant here is the broad TCAD category — every land/vacant property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the +25.2% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $10,707,416 by 2030, with an estimated annual tax burden around $105,733. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
No delinquent taxes on record.
9 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 551 | PAVED AREA | 34,400 SF | ✗ |
| 1ST | 1st Floor | 17,979 SF | ✓ |
| 881 | COMMCL FINISHOUT | 6,259 SF | ✓ |
| 611 | TERRACE | 4,428 SF | ✗ |
| 501 | CANOPY | 2,585 SF | ✗ |
| 327 | STORAGE COMM'L | 1,624 SF | ✓ |
| MEZZ | Mezzanine | 1,400 SF | ✓ |
| 272 | COLDSTG VAULT LG | 1,400 SF | ✓ |
| 482 | LIGHT POLES | 5 SF | ✓ |
Market value changed by 78% in 2026, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $32,244.80 | $32,244.80 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $18,262.89 | $18,262.89 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $13,098.84 | $13,098.84 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $4,113.30 | $4,113.30 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $3,603.67 | $3,603.67 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $71,323.50 | $71,323.50 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $5,296,151 | $3,485,171 | +52.0% |
| Assessed Value | $4,182,205 | $3,485,171 | +20.0% |
| Land Value | $800,000 | $800,000 | +0.0% |
| Improvement Value | $4,496,151 | $2,685,171 | +67.4% |
| Taxable Value | $4,182,205 | $3,485,171 | +20.0% |
| HS Cap Loss | -$1,113,946 | — | |
| Total Tax 2026 = estimate |
~$85,588
Estimated
|
~$71,324
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $6,194,872 | $5,296,151 | -898,721 (-14.5%) |
| Taxable Value | $4,182,205 | $4,182,205 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $5,296,151 | $800,000 | $4,496,151 | −$1,113,946 | $4,182,205 | $4,182,205 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $3,485,171 | $800,000 | $2,685,171 | — | $3,485,171 | $3,485,171 | ~$71,324 | Partial |
| 2024 | $2,450,886 | — | — | −$2,050,886 | $400,000 | $— | $58,286 | Verified |
| 2023 | $2,262,428 | — | — | −$1,862,428 | $400,000 | $— | $44,343 | Verified |
| 2022 | $4,307,370 | — | — | −$3,907,370 | $400,000 | $— | $44,681 | Verified |
| 2021 | $1,419,893 | — | — | −$1,019,893 | $400,000 | $— | $93,758 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +77.7% ! | +20.0% | 67.5% | Not available | Partial |
| 2025 | +16.0% | +18.5% | ~100% | Not available | Partial |
| 2024 | +22.6% | +20.0% | 97.9% | 1.9400% | Verified |
| 2023 | +8.3% | +8.3% | ~100% | 1.8100% | Verified |
| 2022 | -47.5% | -47.5% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 6.6000% | Verified |
| Cumulative market value growth (earliest valid year → 2025): -19.1% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +52.0% | +51.7% | +16.6% | +203.4% | 2022 | -47.5% | 2023 |
| Assessment Ratio | 79.0% | 41.8% | — | 100.0% | 2025 | 9.3% | 2022 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$71,324 | $62,478 | ~$90,936 | $93,758 | 2021 | $44,343 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$4,362,307 | ~$3,833,688 | ~2.0139% | ~$77,208 | +25.2% |
| 2027 | ~$5,460,197 | ~$4,217,057 | ~1.9814% | ~$83,556 | +56.7% |
| 2028 | ~$6,834,401 | ~$4,638,763 | ~1.9488% | ~$90,402 | +96.1% |
| 2029 | ~$8,554,459 | ~$5,102,639 | ~1.9163% | ~$97,781 | +145.5% |
| 2030 | ~$10,707,416 | ~$5,612,903 | ~1.8837% | ~$105,733 | +207.2% |
| 2026 | ~$4,292,603 | ~$3,833,688 | ~2.0465% | ~$78,456 | +23.2% |
| 2027 | ~$5,287,099 | ~$4,217,057 | ~2.0465% | ~$86,301 | +51.7% |
| 2028 | ~$6,511,996 | ~$4,638,763 | ~2.0465% | ~$94,932 | +86.8% |
| 2029 | ~$8,020,673 | ~$5,102,639 | ~2.0465% | ~$104,425 | +130.1% |
| 2030 | ~$9,878,875 | ~$5,612,903 | ~2.0465% | ~$114,867 | +183.5% |
| 2026 | ~$4,432,010 | ~$3,833,688 | ~1.9977% | ~$76,584 | +27.2% |
| 2027 | ~$5,636,084 | ~$4,217,057 | ~1.9488% | ~$82,184 | +61.7% |
| 2028 | ~$7,167,275 | ~$4,638,763 | ~1.9000% | ~$88,137 | +105.7% |
| 2029 | ~$9,114,456 | ~$5,102,639 | ~1.8512% | ~$94,460 | +161.5% |
| 2030 | ~$11,590,640 | ~$5,612,903 | ~1.8024% | ~$101,165 | +232.6% |
In 2025, this property's market value of $3,485,171 places it in the top 25% for Land/Vacant properties in Travis County (35611 comparable) — 41× the county median of $85,028. Land/Vacant here is the broad TCAD category — every land/vacant property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $3,485,171 | $24,862 | $85,028 | $363,420 | ↑ Top 25% | +2.1% |
| 2024 | $2,450,886 | $23,000 | $66,000 | $330,000 | ↑ Top 25% | +0.0% |
| 2023 | $2,262,428 | $25,000 | $71,500 | $271,439 | ↑ Top 25% | +0.0% |
| 2022 | $4,307,370 | $15,000 | $55,000 | $180,463 | ↑ Top 25% | +100.0% |
| 2021 | $1,419,893 | $6,000 | $14,480 | $80,000 | ↑ Top 25% | base yr |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.